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    483 W 2310 N, Provo, UT 84604

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    For Sale
    $5,600,000

    COMMERCIAL - Provo, UT

    Type:Retail
    Property size:
    10,608 SF
    Lot size:
    1.15 Acres
    Price / SF:
    $527/SF
    Added:
    Jan 3, 2026
    Days on Market:
    132
    Last Refresh:
    May 15 at 7:06 pm

    Property Features for 483 W 2310 N

    General Information

    Property type
    Commercial Sale
    Property subtype
    Retail
    Zoning
    Commercial
    Security features
    Security
    Window features
    Blinds
    Interior features
    Alarm: Fire, Alarm: Security, Floor Drains, Kitchen, Laundry: Central, Refrigerator, Restroom: Public, Sprinkler System Fire, Video Camera(s), Smart Thermostat(s)
    Exterior features
    Paved Parking
    Accessibility
    Accessible Approach with Ramp
    Appliances
    Real Estate
    Standard status
    Active
    APN
    46-992-0022
    Size
    10,608 SF
    Lot size
    1.15 Acres

    Taxes and HOA fees

    Tax Annual Amount
    30293

    Utilities

    Heating system
    Forced Air
    Cooling system
    Central Air

    Building Details

    Year built
    2022
    Flooring type
    Concrete
    Roof type
    Flat

    We can help!

    Listing Contact
    Terry Bailey
    Terry Bailey

    Listing agent Terry Bailey

    Listing office Selling Utah Real Estate 532 E 800 N, Orem, UT

    Listing date Jan 3, 2026

    MLS# 2129731

    Copyright © 2026 UtahRealEstate.com. All rights reserved. All information provided by the listing agent/broker is deemed reliable but is not guaranteed and should be independently verified.

    HighLights

    • Newer construction (2022) minimizes near‑term capital expenditure risk.
    • Triple Net Lease (NNN) provides passive ownership with tenant responsible for taxes, insurance, and maintenance.
    • Located in a strong Provo submarket within high‑growth Utah County.
    • Single‑tenant commercial building leased to a Paul Mitchell School location.
    • Modern building systems and contemporary construction.
    • Located in an area with consistent population growth, a highly educated workforce, and a diverse economic base.

    Overview

    This commercial building, constructed in 2022, is a 10,608 square-foot single-tenant property currently leased to a Paul Mitchell School location. The sale includes the real estate only. The property is located in Provo, Utah County, an area characterized by consistent population growth, a highly educated workforce, and a diverse economic base. The area is supported by major universities and the expanding Silicon Slopes tech corridor. The property is situated on a 1.15-acre lot. Featuring modern building systems and contemporary construction, the property minimizes near-term capital expenditure risk. The asset is secured by a Triple Net Lease, where the tenant is responsible for taxes, insurance, and maintenance. This arrangement provides investors with a passive ownership structure, predictable cash flow, and minimal management requirements. The property's location in a strong Provo submarket, combined with strong in-migration and limited availability of newer product, supports long-term real estate fundamentals. This property is suitable for investors seeking a low-maintenance, newer construction NNN asset in a high-growth Utah market.
    Property Profile Insight Report Location Intelligence

    Current Use by Public Records

    Paul Mitchell The School ... Vocational School

    Suggested Use

    Real Estate Agency Law Firm Restaurant Spa & Massage Center Dental Office Hair Salon Nail Salon Building Supply Gym & Fitness Center Daycare Center

    Zoning and permitted uses should be independently verified with local authorities.

    Location Insight

    • Map
    • Local Demand
    City
    Provo
    County
    Utah
    State
    Utah
    Longitude
    -111.699349
    Latitude
    40.241811

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    FAQs

    What type of property is this?
    NNN property - Newer construction NNN leased to Paul Mitchell School.
    Where is this nnn property located?
    The property is located at 483 W 2310 N Provo, UT.
    What is the asking price?
    The asking price for this property is $5,600,000.
    What are key features of this property?
    This property features: Newer construction (2022) minimizes near‑term capital expenditure risk.; Triple Net Lease (NNN) provides passive ownership with tenant responsible for taxes, insurance, and maintenance.; Located in a strong Provo submarket within high‑growth Utah County.
    (801) 404-6896
    We can help!
    Listing Contact
    Terry Bailey
    Terry Bailey
    Learn More
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    Realmo Value Estimations

    Realmo estimates a property’s market value using a proprietary methodology that incorporates public data and user-submitted information. This cumulative value is generated by integrating a variety of conventional and innovative methods. 

    Disclaimer

    These figures are not official appraisals and should not be used as a substitute for a valuation performed by a licensed appraiser.
    Actual market value may differ due to factors not captured in the data. Estimates are offered for informational purposes only, and users should conduct independent research before making financial or investment decisions.
    By using this feature, you acknowledge that Realmo is not responsible for actions taken based on these estimates.

    AI approach

    Realmo AI Method estimates property value using machine learning models trained on millions of comparable listings, transactions, and market signals. It analyzes property features, location intelligence data, and current market dynamics to predict the most probable market value in real time.

    Realmo CapRate Calculation

    Realmo calculates the Capitalization Rate (Cap Rate) to help estimate a property's potential return on investment. The Cap Rate is a fundamental metric in commercial real estate that measures the relationship between a property's net operating income and its market value.

    How We Calculate Cap Rate

    Cap Rate Formula:
    Cap Rate (%) = (Net Operating Income / Property Value) × 100

    Net Operating Income (NOI) Formula:
    NOI = Area × Lease Rate × (1 - Vacancy Rate) × (1 - Operating Expense Ratio)

    Components

    Net Operating Income (NOI) represents the annual income a property generates after operating expenses:

    • Area: Building square footage from property records
    • Lease Rate: Annual $/sqft based on market data for the property type and geographic location
    • Vacancy Rate: Percentage of unoccupied space based on market data for the property type and location
    • Operating Expense Ratio: Operating costs as a percentage of income, varies by property type

    Property Value is derived from:

    • Recent sale price (if available)
    • Statistical models using comparable sales
    • AI-powered valuation estimates

    Example Calculation

    For a 100,000 sqft Office Building:

    • Lease Rate: $25.00/sqft/year (market data for Office in this area)
    • Vacancy Rate: 8% (market data for Office in this area)
    • Operating Expense Ratio: 35% (typical for Office properties)
    • Property Value: $15,000,000

    Step 1: Calculate NOI

    NOI = 100,000 × $25.00 × (1 - 0.08) × (1 - 0.35)
    NOI = 100,000 × $25.00 × 0.92 × 0.65
    NOI = $1,495,000/year

    Step 2: Calculate Cap Rate

    Cap Rate = ($1,495,000 / $15,000,000) × 100
    Cap Rate = 9.97%

    Property Type Considerations

    Net Operating Income calculations vary by property type due to different operating expense ratios:

    • Office: Higher expenses (30-40%) for HVAC, utilities, maintenance
    • Retail: Moderate expenses (25-35%) for common area maintenance
    • Industrial/Warehouse: Lower expenses (15-25%) for minimal tenant services
    • Multifamily: Moderate expenses (35-45%) including property management
    • Self-Storage: Lower expenses (25-35%) due to minimal maintenance

    Market lease rates and vacancy rates are specific to each property type and geographic location, reflecting local market conditions.

    Disclaimer

    These calculations are estimates for informational purposes only and should not be used as a substitute for professional financial analysis or appraisal.

    • Cap Rate calculations depend on market data that may change over time
    • Actual operating expenses, lease rates, and vacancy rates may differ from market averages
    • Individual property conditions, lease terms, and tenant quality significantly impact actual NOI
    • Property value estimates are approximations and not official appraisals
    • Cap rates vary widely by market, property condition, and investment risk profile

    Professional Guidance Recommended: Before making any investment or financial decisions, consult with licensed appraisers, commercial real estate brokers, and financial advisors who can evaluate your specific property and circumstances.
    By using this feature, you acknowledge that Realmo is not responsible for investment decisions or actions taken based on these estimates.

    Cap approach

    Capitalization Method calculates value based on estimated net operating income (NOI) and applying a market-based capitalization rate (cap rate), we estimate what a typical investor might be willing to pay for it.

    Comparable approach

    Comparable estimate is based on recent sales of similar nearby properties, adjusted for factors like size, condition, and location.

    Relative

    Relative property class coefficient uses factors that account for typical price differences between various asset types (e.g., retail vs. industrial) to provide a more accurate market-aligned estimate.

    Geo

    Comparable Sales Method, enhanced by Geo coefficients — location-based adjustment factors that reflect differences in price levels across neighborhoods, cities, or regions ensuring a more accurate, market-sensitive valuation.

    Stat Estimate

    This method estimates value based on actual market adjusted recent (~5 years) sales of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all similar sales ($/sqft) are above this value
    • Range-to: 75% of all similar sales ($/sqft) are below this value
    AI Estimate

    This method estimates value based on AI market estimation of comparable properties around by location and property type.

    • Ranges - area data calculated by industry standard IQR Outlier Removal Method
    • Range-from: 75% of all estimations ($/sqft) are above this value
    • Range-to: 75% of all estimations ($/sqft) are below this value
    Alternative use

    Estimate considers the property’s potential value if used for a different purpose-based on zoning, demand, and market feasibility.

    More about this property
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